Microsoft Word - PRE20090010 Stewart.pdf
City of Edmonds
PRE-APPLICATION COMMENTS
BUILDING DIVISION
DATE December 17, 2009
STAFF: Pat Lawler, Plans Examiner
RE: Project: Stewart Residence
923 Cedar Street
PRE20090010
A preliminary review was done with the pre-application materials provided (general site plan and
project description letter) and we have the following comments.
General comments
1)Codes in effect at the time of this meeting:
a)2006 International Building Code with State Amendments
b)2006 International Residential Code with State Amendments
c)2006 International Mechanical Code (including International Fuel Gas Code) with State
Amendments
d)2006 International Fire Code with State Amendments
e)2006 Uniform Plumbing Code with State Amendments
f)2006 Washington State Energy Code (WAC 51-11)
g)2006 Washington State Ventilation Indoor Air Quality Code (WAC 51-13)
h)Edmonds Community Development Code
2)Basic Design Loads specific to Edmonds
a)Snow load 25 psf nonreducible
b)IBC Seismic design category D; IRC Seismic design category D2
c)Wind speed 85 mph, 3 sec gust
d)Wind exposure B
3)A preliminary soils report will not be required for the project because a waiver was obtained
with the Critical Area Review performed in 1998, CRA19980115.
4)With this deep Green project there may be some unusual construction and plumbing methods
that may not be specifically addressed in the code, other than as Alternate Materials and
Methods. Each of these different methods, such as rainwater systems, or the green roof, may
require separate permits and plan review to determine their compliance with code as an
alternate method or material. There is an additional fee involved for each required permit.
Building Division Pre-application Comments 1
FREQUENTLY OVERLOOKED ITEMS
The following is a list of frequently overlooked items that apply to many projects. They are listed as a
tool to help minimize corrections required during plan review.
General
Incomplete submittals, insufficient number of copies, plans not separated out
·
General coordination of all plans not done prior to permit submittal nor throughout
·
resubmittals (architectural, structural, landscape, civil, mechanical, plumbing, fire
sprinkler, etc.)
Overall coordination of plans with details clearly and accurately referenced throughout
·
the plans as to where they apply. For example, a fire rated wall must be clearly identified
and refer to a construction detail that accurately describes how the wall is to be
constructed so it meets the listed and tested assembly requirements, including insulation
for sound transmission control if applicable.
Site plan, landscape plan and civil plan not to same scaleusually a vast difference
·
between landscape plan and civil for parking space width, planters, patios, driveway
width, location of electrical equipment, parking spaces, etc.
Shoring plan not submitted with initial application or submitted very late in the process;
·
plans show shoring extending onto adjacent private property or into City RW
Fire hydrant locations not specified at pre-application meeting
·
Structures that require a permit are shown on landscape plans not on architecturals
·
Stairs, landings, walkways, ramps not shown on site plans
·
Building Division Pre-application Comments 2